#2 What to Fix or Leave Alone: How to Decide What Actually Matters Before Selling a Loved One’s Home

Name: Stacer Realty
Telephone: 858-229-8072

Dr Deena Stacer
Feb 7
6 min read

Updated: 7 days ago

How to decide what must be done, what should be done, what could be done, and what should not be done

One of the first questions families ask when preparing to sell a loved one’s home is:

“What should we fix?”

It sounds simple.

But this is where many families lose the most time, money, and emotional energy trying to make the home “perfect” before putting it on the market.

The truth is:

Not everything needs to be fixed.

And some things should not be fixed at all.

The Real Problem

Most families approach repairs emotionally.

They want to:

do the right thing,
avoid judgment,
honor the home,
and present the property in the best possible way.

Those are good intentions.

But good intentions can still lead to costly decisions.

Families may begin spending money before they know what actually matters. They may fix things buyers do not care about. They may delay the sale trying to finish projects that will not change the final outcome.

That is how repairs become overwhelming.

The goal is not perfection.

The goal is to make smart decisions.

A Simple Way to Decide

Before fixing anything, every project should fall into one of four categories:

What MUST be done
What SHOULD be done
What COULD be done
What should NOT be done

This framework helps families stop treating every repair as equally important.

Some repairs protect the sale.

Some repairs improve presentation.

Some repairs are optional.

And some repairs create unnecessary stress, delay, and expense.

1. What MUST Be Done

These are issues that can stop, delay, or seriously complicate the sale.

These may include:

active leaks,
mold or strong odors,
safety issues,
electrical problems,
plumbing problems,
drainage issues,
or anything that could scare a buyer, create further damage, or interfere with inspections, financing, or access.

Must-do items are not about making the home beautiful.

They are about protecting the sale and preventing bigger problems.

2. What SHOULD Be Done

These are improvements that help the home show better and feel more cared for.

These may include:

cleaning,
decluttering,
minor repairs,
lighting improvements,
basic landscaping,
removing debris,
and making the home feel easier for buyers to walk through.

These improvements may not dramatically increase the price, but they can help buyers feel more comfortable.

And comfort matters.

When a buyer walks into a home that feels neglected, they often begin discounting the property immediately.

3. What COULD Be Done

These are optional improvements.

They may help if there is enough time, money, and emotional bandwidth.

These may include:

fresh paint,
carpet replacement,
small cosmetic updates,
minor fixture updates,
or other presentation improvements.

But these should be considered carefully.

Just because something could be done does not mean it should be done.

4. What Should NOT Be Done

This is where many families make expensive mistakes.

Some things should not be done before selling because they may not return enough value, may delay the sale, or may create unnecessary stress.

These may include:

full remodels,
high-end upgrades,
major design changes,
expensive flooring replacements,
replacing older but functional features,
or trying to make the home look brand new.

Buyers often want to make their own choices.

The seller may spend money on updates the buyer plans to remove anyway.

That is why the smartest decision is not always to fix more.

Sometimes the smartest decision is to stop.

A Real Example of How This Works

I once worked on a large hillside property with years of deferred maintenance.

At first glance, the house looked overwhelming.

There were problems everywhere:

water intrusion,
wood damage,
mold,
clutter,
neglected landscaping,
damaged exterior areas,
and outdated features throughout the home.

The family could easily have spent an enormous amount of money trying to remodel everything before putting the property on the market.

Instead, we slowed down and separated the work into categories:

what must be done,
what should be done,
what could be done,
and what should not be done at all.

That changed everything.

What Had to Be Done

Some issues affected safety or ongoing damage to the property.

Those needed immediate attention.

There was mold inside the elevator area caused by water intrusion. Once we discovered it, the family had to address it because it was a safety issue.

There were also rotten back stairs and unsafe steps leading to the back of the home.

Another must-do item involved the gutter and drainage. Rainwater had been directed back toward the elevator area. Once we understood how the water had entered, redirecting the gutter became necessary to help prevent future damage.

There was also a water leak in the kitchen that needed to be repaired before it caused more damage.

These were not cosmetic decisions.

They were practical decisions that protected the property, reduced risk, and helped the sale move forward responsibly.

What Should Be Done

Other improvements were not absolutely required, but they helped the home show better.

We cleaned extensively.

We cleared out the garage.

We cleaned up the back patio.

We removed old paint, rusty tools, dead plants, and miscellaneous items that made the outdoor spaces feel neglected.

We painted an unattractive cinder block wall because it was visible from the kitchen window and made the view feel harsh.

We repaired visible wood damage on the patio, fixed the shed, and removed unnecessary damaged materials.

We also watered the front yard and improved the landscaping so the home felt more cared for when buyers arrived.

None of these things turned the home into a remodeled showpiece.

That was not the goal.

The goal was to help buyers see the property more clearly and feel less overwhelmed walking through it.

What Could Be Done

There were many cosmetic projects that could have been done.

The bathroom had older blue fixtures, including a blue sink, blue toilet, and blue tub. The walls were light blue, and the shower looked dated and unattractive.

The flooring was older.

Several areas of the house could have been modernized.

But we looked at those choices carefully.

Did the blue fixtures need to be replaced?

No.

Could they be cleaned and made more presentable?

Yes.

Would replacing them create enough value to justify the cost and delay?

Probably not.

So we cleaned the bathroom as well as we could, fixed what needed to function, and left the blue fixtures alone.

What Should Not Be Done

We did not remodel the bathroom.

We did not replace the blue fixtures.

We did not replace all the flooring.

We did not try to make the house look brand new.

That would have cost too much, taken too long, and created more stress for the family.

The better decision was to focus on safety, function, cleanliness, presentation, and preventing further damage.

That is the point of this framework.

It helps families avoid spending money in the wrong places.

Why This Matters

Without a framework, families often treat every repair as urgent.

That is where people lose:

time,
emotional energy,
and money they may never recover.

One person may think the bathroom must be remodeled.

Another person may think the kitchen needs new counters.

Someone else may want new flooring throughout the house.

Before long, the family is no longer preparing the home for sale.

They are managing a renovation project during an already emotional time.

That may not be necessary.

The Biggest Mistake

The biggest mistake is trying to fix everything.

The smarter approach is this:

Fix the problem, but not everything around the problem.

If there is a leak, fix the leak.

If there is mold, address the mold.

If there is a safety issue, handle the safety issue.

But do not automatically turn one repair into a full remodel.

That is how families overspend.

That is how the sale gets delayed.

And that is how emotional pressure turns into unnecessary decisions.

Final Thoughts

Selling a loved one’s home is not about making the property perfect.

It is about making wise decisions.

Some repairs truly must be done.

Some should be done because they help the home show better.

Some could be done if there is time, money, and energy.

And some should not be done at all.

When families understand the difference, the process becomes clearer.

The goal is not perfection.

The goal is to protect the sale, reduce unnecessary stress, and help the family move forward with a realistic plan.

Read Part 3 next before making major repair decisions, it will help you understand which issues truly matter, which improvements may help, and which repairs may simply create unnecessary cost and delay. What to Fix or Leave Alone: What MUST Be Done Before Selling a Loved One’s Home

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